Please explain the implications if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Llandough?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

We are downsizing from our property in Llandough and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Llandough. Having lived in Llandough for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am buying a new build apartment in Llandough. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llandough

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Llandough is where the house is located. Can you shed any light on this issue?

Flying freeholds in Llandough are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llandough you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Do I need to be suspicious that 3rd parties that I am dealing with are suggesting a national conveyancing firm as opposed to a High Street Llandough conveyancing practice?

As with many professional services, often input from family and friends can be extremely useful or valuable. Yet there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to select. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the endorsement. You are free to select your own conveyancer. However, bear in mind that some lenders specify a panel list of conveyancers you are obliged to use for the lender aspect of your house move.